Here I was seeing the string as
â€™Powder Capitalâ€™ instead of ‘Powder Capital’ as in the source of the xml. I don't understand why, clearly there has been some type of conversion of character types on reading the file. By making the substitution for â€™ instead of ‘ it worked but then produced 3 ''' instead. So by doing that string replacement it worked. Seems bizarre to me but it works!